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HPB 08-16-1995 AGENDA HISTORIC PRESERVATION BOARD MEETING CITY OF DELRAY BEACH Meeting Date: August 16, 1995 Type of Meeting: Regular Meeting Location: 1st Floor Conference Room Time: 6:00 P.M. If a person decides to appeal any decision made by the Historic Preservation Board with respect to any matter considered at this meeting or hearing, such persons will need a record of these proceedings, and for this purpose such persons may need to ensure that a verbatim record of the proceedings is made. Such record includes the testimony and evidence upon which the appeal is to be based. The City does not provide or prepare such record. Pursuant to F.S.286.0105. I. CALL TO ORDER II. APPROVAL OF MINUTES • July 19, 1995 III. PUBLIC HEARING ITEMS A. Variance Request 88-39 S.E. 1st Street, Marina Historic District Mr. & Mrs. George Carney, Owners Request relief from LDR Section 4.3.4(K), pertaining to the side setback requirements for a contributing single family residence. B. Variance Request 88-38 114 S.E. 7th Avenue, Marina Historic District Daniel Sloan, General Partner; Hammock Partners, Owner Request relief from LDR Section 4.3.4(K) pertaining to the side and rear setback requirements for a noncontributing storage building. C. Variance Request 88-40 1010 Nassau Street, Nassau Historic District Mr. & Mrs. Peter Byron, Owners Request relief from LDR Section 4.3.4(K), pertaining to the side and front • setback requirements for a canvas awning carport. HPB Meeting August 15, 1995 Page 2 IV. CERTIFICATES OF APPROPRIATENESS A. COA 8-254, 707 S.E. 1st Avenue, Marina Historic District Mr. & Mrs. George Carney, Owner Design approval for south elevation of addition. B. COA 8-255, 114 S.E. 7th Avenue, Marina Historic District Daniel Sloan, General partner; Hammock Partners, Owner Design approval of elevations for a renovated storage building. C. COA 8-251-Continuation, 1010 Nassau Street, Nassau Historic District Mr. & Mrs. Peter Byron, Owners Design approval of a carport, and changes to the front elevation. D. COA 8-253, The Blank House, 85 S.E. 6th Avenue, Individually listed on the Local Register of Historic Places Michael Bonchak, Owner Approval of: • Site Plan • Landscape Plan • Design Elements for Renovated Garage E. COA 8-256, 18 N.E. 5th Street, Del-Ida Park Historic District Myrtle Ward, Owner; Bob McNab, Ron Bell Roofing, Authorized Agent Approval for a re-roof from cement tile to fiberglass shingle. V. DISCUSSION AND ACTIONS ITEMS None VI. REPORTS AND COMMENTS A. Reports form Historic District Representatives B. Board Members C. Staff HPB Meeting August 15, 1995 Page 3 VII. ADJOURN Pat Cayce L.-- Historic Preservation Planner POSTED ON: AUGUST 11, 1995 MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: AUGUST 16, 1995 LOCATION: FIRST FLOOR CONFERENCE ROOM I. ROLL CALL: The meeting was called to order by the Chairman at 6:00 P.M. Upon roll call it was determined that a quorum was present. MEMBERS PRESENT: Chairman Miller, John Vaughan, Charlie Williams, Sandy Jamison, John Johnson, Julie Morgan MEMBERS ABSENT: Vera Farrington STAFF PRESENT: Pat Cayce, Jamie McCluskie, Diana Mund, Brian Shutt (City Attorney's Office) II. APPROVAL OF MINUTES: The Minutes for the Regular Meeting of July 19, 1995 were before the Board for consideration. Mr. Jamison moved to approve the Minutes as presented. The motion was seconded by Mr. Williams and passed by a vote of 6-0. III. PUBLIC HEARING ITEMS: A. Variance 88-39: 707 S.E. 1st Street; Marina Historic District: Mr. & Mrs. George Carney, Owners: Daniel Sloan, Authorized Agent. Item Before the Board: The action requested of the Board is that of granting a variance from LDR Section 4.3.4(K) to allow the construction of a 278 sq.ft. addition to the southwest corner of a contributing single family residence. The existing structure is located 6' from the south side (street) property line, where a minimum setback of 15' is required. This variance would allow a bathroom to be enlarged and a bedroom to be constructed (278 sq.ft.) between the existing residence and the garage. The one story addition will encroach within the setback for a length of 22'. Mrs. James Bowen, 116 Marine Way, spoke for the addition. There were no comments from the public against the addition. It was moved by Mr. Jamison, seconded by Ms. Morgan and passed 6-0 to approve Variance 88-39 to Section 4.3.4(K) to reduce the side setback requirement based upon positive findings with respect to Section 4.5.1(J)(a)(b)(c) and (d). B. Variance 88-38: 114 S.E. 7th Avenue; Marina Historic District; Daniel Sloan, General Partner; Hammock Partners, Owner. Item Before the Board: The action request of the Board is that of granting a variance from LDR Section 4.3.4(K) to allow a nonconforming 12' x 12' storage building to be enlarged to 12' x 24'. There were no comments from the public, pro or con. It was moved by Mr. Vaughan, seconded by Mr. Johnson and passed 5-1 (Jamison dissented) to deny Variance 88-38 to Section 4.3.4(K) to reduce the side and rear setback requirements based upon a failure to make positive findings with respect to Section 4.5.1(J) to allow a nonconforming 12' x 12' storage building to be enlarged to 12' x 24'. The Board felt that the site was too dense to allow the shed to be enlarged. They also felt that as there was no unity of title to connect Lot 4 (site of the storage shed) to Lot 2 (site of the historic house) there was nothing to link the properties historically, and that the character of the historic district would be better served without enlarging the shed. C. Variance 88-40: 1010 Nassau Street; Nassau Historic District; Mr. & Mrs. Peter Byron, Owners. Item Before the Board: The action requested of the Board is that of granting a variance from LDR Section 4.3.4(K) to allow a 20' x 20' canvas awing carport to be constructed 3' from the east (side) property line, where a minimum setback of 7.5' is required; and to allow the carport to be constructed 10' from the north (front) property line where a minimum setback of 25' is required. Chairman Miller identified the variance request. The applicant's letter of justification was not read into the record as the letter was included in the Board's packet and the Board signified that they had read it. It was determined that the public hearing had been properly noticed. Chairman Miller asked for staff's presentation. Pat Cayce, Historic Preservation Planner, explained the action taken with respect to a previous variance which was granted for the western portion of the property (see the staff report for a full explanation). Using the overhead projector, Mrs. Cayce -2- 08/16/95 presented the existing and proposed floor plan. She then pointed out that the existing plans indicated that there was sufficient space to accommodate one car in the garage and that if the plans were accurately drawn there was no justification for granting a variance for a double carport. Chairman Miller called for the applicant's presentation. Peter Byron, applicant, stated that there is a 7.5" difference in height between the garage floor and the floor of the house. He pointed out that the garage measurements are correct but that the lower level of the garage extends only for a distance of 17.5' before it joins the 7.5" step-up; therefore, there is insufficient length to park a full sized car. The applicant described the method of guttering to be used on the carport but stated that water run-off from a carport roof was not the main concern for the property as the street itself flooded when it rains. With respect to the size of the carport the applicant said the majority of the property owners on Nassau Street approve of the double wide carport. Chairman Miller then asked for comments from the public in favor of granting the variance. The following people spoke in favor: • Peter Costello, 201 Venetian Drive; • Steve Groth, 1027 Nassau Street; and, • Fran Costello, 201 Venetian Drive. Chairman Miller read into the record letters in favor from the following: • Mr. & Mrs. Anton Del Forno, 1112 Nassau Street; and, • Robert Kuhl, Trustee 152 Gleason Street, # D. Mrs. Cayce informed the Board that Mr. Henry Satchwell had telephoned in the affirmative. The applicant had circulated a petition requesting support for the carport from property owners on Nassau Street. The petition was included in the Board's packet. Chairman Miller asked for comments from those opposed to the variance. Steven Warm, an attorney practicing in Boca Raton who is representing the property owners directly to the east of the project., Dr. Larry Billion and his wife Meredith St. Pierre, 1018 Nassau Street, spoke first. Mr. Warm asked if the letter written by Meredith St. Pierre was included in the Board's packet. Mrs. Cayce explained that the letter had not been received in time for inclusion. It was decided to read the letter and then let Mr. Warm continue so as not to duplicate what was said in the letter. Mr. Warm spoke of his client's concerns and of possible damage to their property if the variance were granted. -3- 08/16/95 Chairman Miller read a letter in opposition to the variance from Nancy and Roman Mrozinski, 300 S. Ocean Boulevard. Mr. Byron stated that he did not have a problem with moving the carport in and foregoing the east (side) property line variance request. After a lengthy discussion it was moved by Mr. Jamison, seconded by Mr. Williams and passed 4-2 (Vaughan & Miller dissenting) to deny the east (side) property line variance and approve Variance 88-40 for the subject property as follows: • Relief from LDR Section 4.3.4(K) to allow a 20' x 20' canvas awning carport to be constructed 10' from the front (north) property line where a 25' setback is required. The 10' variance to the front setback requirement commences 7.5' (the required side setback) from the northeast corner of the property and continues westward for a distance of 20' feet. The variance is granted to allow the construction of a canvas awing carport and associated paving, no other type of development is permitted within the area of the variance. A condition was placed on the variance as follows: • That the Certificate of Occupancy for the garage expansion be granted before the building permit for the carport is issued. IV. CERTIFICATES OF APPROPRIATENESS: A. COA 8-254: 707 S.E. 1st Street: Marina Historic District: Mr. & Mrs. George Carney, Owners; Daniel Sloan, Authorized Agent. Item Before the Board: The action requested of the Board is that of granting a COA for the design approval for the south elevation addition. The addition will match the existing south wall in texture and roof line; three windows to match the existing windows will be installed. It was moved by Mr. Jamison, seconded by Mr. Williams and passed 6-0 to approve COA 8-254 for the design elements for a 278 sq.ft. one story addition to a contributing residence as presented based upon positive findings with respect to Section 4.5.1(E). See the staff report for Variance 88-39 for details. B. COA 8-255: 114 S.E. 7th Avenue; Marina Historic District: Daniel Sloan, General Partner; Hammock Partners, Owner. Item Before the Board: The action requested of the Board is that of granting a COA for the design approval of the elevations for a renovated storage building. -4- 08/16/95 As Variance 88-38 was denied, COA 8-255 was no longer necessary. C. COA 8-251-Continuation: 1010 Nassau Street; Nassau Historic District; Mr. & Mrs. Peter Byron, Owners. Item Before the Board: The action request of the Board is that of granting a COA for the design approval of a carport, and changes to the front elevation. Due to the change in the variance granted (88-40) and the variances which were requested, the Board continued COA 8-251 to a forthcoming meeting and asked the applicant to provide the following: • Submit revised elevations for the carport, porch, and garage expansion which reflect the 7.5' east side setback. Provide a drainage plan, guttering details for the carport and a revised landscape plan. Additionally, if a striped canvas for the awnings is proposed, submit a canvas sample large enough to show the stripe pattern and color; provide a lattice infill detail; and, a specification sheet for the windows. D. COA 8-253: The Blank House; 85 S.E. 6th Avenue; Individually Listed on the Local Register of Historic Places; Michael Bonchak, Owner. Item Before the Board: The action requested of the Board was that of granting a COA for the site plan, landscape plan, and design elements for the conversion of an existing single family residence to a mixed use development containing four residential units, with an office, and retail uses. It was moved by Mr. Jamison, seconded by Mr. Williams and passed 6-0 to approve the waiver for COA 8-253 to Section 5.3.1(D)(2), to reduce the right-of-way width for S.E. 1st Street from 60' to 50'. It was moved by Mr. Williams, seconded by Mr. Jamison and passed 6-0 to approve the use of a pea rock parking surface for the 9-space parking area on the south side of the site subject to the installation of a 5' x 24' concrete apron at the parking lot entrance to retain the pearock for COA 8-253. It was moved by Mr. Jamison, seconded by Mr. Williams and passed 6-0 to approve COA 8-253 for the site plan for the Blank House development proposal based upon positive findings with respect to Chapter 3 (Performance Standards) of the LDRs, policies of the Comprehensive Plan and Section 2.4.5(F)(5) subject to the following conditions: 1. That all Site Plan Technical Items be addressed on Pages 8 and 9 of the staff report; -5- 08/16/95 2. Provision of a title certificate from an attorney at law or title company certifying the current fee simple ownership; 3. A copy of the last recorded warranty deed must be provided to the Planning and Zoning Department; 4. That a recorded Unity of Title for the property be submitted prior to issuance of a building permit; 5. Redesign the handicap ramp to take access from the public parking lot as well as the sidewalk along S.E. 6th Avenue; 6. Indicate Phase I and Phase II on the site plan; and, 7. Provide an additional 6' of paving behind the handicap space to allow maneuverability for handicap persons in the parking lot. It was moved by Mr. Vaughan, seconded by Ms. Morgan and passed 6-0 to approve COA 8-253 for the landscape plan for the Blank House based upon positive findings with respect to Section 4.6.16 subject to the following conditions: 1. Revised plans be submitted addressing Landscape Technical Items and 2 of the staff report; and, 2. That roll out carts or a roll out dumpster be utilized subject to approval from Waste Management. It was moved by Mr. Jamison, seconded by Ms. Morgan and passed 6-0 to approve COA 8-253 for the converted garage elevations, and for the first floor porch balustrades for the Blank House based upon positive findings with respect to Section 4.5.1(E) and Section 4.6.18 with the following conditions: 1. Use two panel doors for the converted garage building; 2. Extend the roof of the converted garage building to extend over the second floor porch of the building and to be supported by wood post similar to the Blank House; and, 3. Provide shutters on all of the windows of the converted garage building. E. COA 8-256: 18 N.E. 5th Street; Del-Ida Park Historic District; Myrtle Ward, Owner; Ron Bell, Authorized Agent. Item Before the Board: The action request of the Board is that of granting a COA for a re-roof from cement tile to fiberglass shingle. It was moved by Mr. Williams, seconded by Mr. Jamison and passed 6-0 to approve COA 8-256 to allow a cement tile roof to be replaced with fiberglass shingles. -6- 08/16/95 Mrs. Cayce asked that the agenda be amended to add Item V.A. At this point on the agenda Mr. Johnson left the meeting. V. DISCUSSION AND ACTION ITEMS: A. The Board's Recommendation and Comments to the Site Plan Review and Appearance Board (SPRAB) Regarding the Redevelopment of Block 85. After an informal review of the site plan and elevations for the redevelopment of Block 85 the Board had the following recommendations and comments for SPRAB: 1. That the details of the parapet of the Barwick Building (old Ken & Hazel's) be repeated on the roof line for the balance of the project; 2. That the projection of the Atlantic Avenue entrance wall to the breezeway be eliminated, and that the entrance wall be flush with the front facade; 3. That the decorative arch of the breezeway entrance wall should be curvilinear to repeat the curve of the arch on the Barwick Building; 4. That the breezeway be left uncovered, or covered only with a wood trellis; 5. That the storefront windows and doors be of wood construction; 6. That the arched entrance to the restaurant building on S.E. 2nd Avenue repeat the curve of the Barwick Building arch; and, 7. Felt that the proposed color scheme was appropriate. VI. REPORTS AND COMMENTS: A. Reports from Historic District Representatives Chairman Miller thanked Mr. Jamison and Mr. Williams for serving on the Board. B. Board Members None C. Staff Mrs. Cayce informed the Board that Pat Healy-Golembe and Debora Turner were the new Board members. -7- 08/16/95 VII. ADJOURNMENT: There being no further business before the Board, Mr. Jamison moved to adjourn the meeting at 9:45 P.M., seconded by Mr. Williams and passed 5-0. The undersigned is the Secretary of the Historic Preservation Board and the information provided herein is the Minutes of the meeting of said body for August 16, 1995, which were formally adopted and approved by the Board on S tember 6, 1995. Diana Mund If the Minutes that you have received are not completed as indicated above, then this means that these are not the Official Minutes. They will become so after review and approval, which may involve some changes. -8- 08/16/95 STAFF REPORT HISTORIC PRESERVATION BOARD MEETING AUGUST 16, 1995 AGENDA ITEM III-A VARIANCE REQUEST 88-39 707 S.E. 1ST STREET CONTRIBUTING SINGLE FAMILY RESIDENCE MARINA HISTORIC DISTRICT MR & MRS GEORGE CARNEY, OWNERS ITEM BEFORE THE BOARD The action requested of the Board is that of granting a variance from LDR Section 4.3.4(k) to allow the construction of a 278 s.f. addition to the southwest corner of a contributing single family residence. The existing structure is located 6' from the south side (street ) property line, where a minimum setback of 15' is required. BACKGROUND Originally constructed in Boca Raton in 1925, the building was moved to its present location in 1934. The house is built in a simplified and modest Mediterranean Revival style and, though not confirmed, is thought to be one of the houses designed by Addison Mizner for his Spanish Village subdivision in Boca Raton. The projecting front gable roof was originally terra cotta barrel tile. The flat roofed screened front porch was added in 1952; the original porch was probably open and covered with a canvas awning. ANALYSIS OF THE PROJECT The house is located on the northwest corner of Palm Square and S.E. 1st Street in the RM Zoning District. The south wall of the existing residence is 6' from the south property line, where a 15' setback is required. A garage is located on the southwest corner of the lot, facing S.E. 1st Street, and is also set back 6' from the property line. The applicant is proposing to construct the addition between the house and the garage; with the west wall of the addition abutting the east wall of the garage. The addition will encroach within the setback for a length of 22'. The purpose of the addition is to enlarge an existing bathroom and to add a 13' x 16' bedroom. The addition will match the existing south wall in texture and roofline; three windows to match the existing will be installed. Variance 88-39 HPB Meeting 8/16/95 Page 2 STAFF COMMENTS The historic house contains approximately 1,000 s.f. which is modest by current standards and a request for an addition of 278 s.f. is reasonable. By enlarging a bathroom and adding a bedroom the historic house becomes more functional by today's standards, which is desired if historic properties are to be utilized and restored. CRITERIA FOR GRANTING VARIANCES Pursuant to Section 4.5.1(J) Historic Preservation Board to Act on Variances; when the Board acts on variance requests it is guided by the following criteria. That a variance is necessary to maintain the historic character of the property through demonstrating that: (a) A variance would not be contrary to the public interest, safety or welfare. The existing house and garage are set back 6' from the side (street) property line. Connecting the two structures does not impact the sight lines from the street for vehicles or pedestrians. The property, including the addition, contains a substantially greater percentage of non-vehicular open space than the minimum requirement of 25%. (b) Special conditions end circumstances exist, because of the historic setting and nature of the location which are not applicable to other lands, in the same zoning district, which have not been designated historic sites nor listed on the local Register of Historic Places. In 1934, when this house was relocated to its present site, the south side setback requirement was 6'. Therefore, special circumstances exist which are not applicable to more recent structures in the same zoning district, which were built to conform to the current code requirements. (c) Literal interpretation of the existing ordinance would alter the character of the historic site to such an extent that it would not be feasible to preserve the historic character of the site. This house and garage are contributing to the built inventory of the Marina Historic District and therefore add character to the site and the district. Literal interpretation of the provisions of existing ordinances would require that virtually no enlargement to the structure would be possible. Granting this variance will proved the additional space to • make the house efficient and viable by allowing it to be adapted to current standards. Variance 88-39 HPB Meeting 8/16/95 Page 3 (d) The variance is the minimum necessary to preserve the historic character of the historic site. This request is the minimum necessary to construct a bedroom and enlarge the existing bathroom while preserving the historic character of the historic site. ALTERNATIVE ACTION 1. Deny the variance to Section 4.3.4(K) to reduce the side setback requirement based upon a failure to make positive findings with respect to Section 4.5.1(J). 2. Approve the variance to Section 4.5.4(K) to reduce the side setback requirement based upon positive findings with respect to Section 4.5.1(J)((a)(b)(c) and (d). RECOMMENDED ACTION 1. Approve the variance to Section 4.5.4(K) to reduce the side setback requirement from 15' to 6' based upon positive findings with respect to Section 4.5.1(J)(a)(b)(c) and (d). file/u/caycep/carney • Letter of Justification for Variance Request 88-39 The goal of the proposed project is to enlarge the existing structure by adding a master bedroom with adjoining bath. The size of the proposed addition is approximately 22' (W) X 17' (D). The house, in its present state, covers barley 1, '000 square feet of living space. The size and style of the proposed addition will flow with the current architecture and compliment and enhance the entire dwelling. The requested setbacks are consistant with those present in the immediate surrounding neighborhood; therefore, this proposal will not be contrary to the public interest, safety or welfare. It is suggested that this request is appropriate and the conditions for approval of the variance request are present. 6 • f •— F--------- 4_ _. : I 7 i I rid. ‘--1.-- 1-dt------f-i-- . • �- •!klieg Room — oo [ Room 5.t.bi,---, __ . ._ • • sty ;/IL II Bti Room 1 gam Porch • r \I jj I - - - - + _ =t , too' .. _ I. SITE PLAN:EXISTING-LAYOUT - • • »a-":cC.:rzura-�,iu;':'a--se- ..s•..�-•sc,?�,�..a,•�.:?'-�:•�::.s.r°- _ _ ._.. ._..�_" ....��-:..+.•�_.._�. .,-.. �D�YTKK tu, _ ' 1- 14_1_1 4 ' I�_I►/I ,o ,Egtagam alI �_ `t" r I! Y • — L. (.18:1193 i ., Ali I `Ihastr Bd. - '- -• .study. Bd.Room 1 • I s Porch ,I a= r � MII - • . ..�. -a. �.__..-ss. - .. . .• ._ .. . _ ii—a„_/)., ,,.--,.•7/., - ••".. -.-.- ._„,...... ..... , 1,,',./..///, <•/. .. . // 2.../., •• —).1.1-rapt. 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' .1''.....-:-.L-- 14r.,.. p4f- • ... •• •:•:..;&-.. ..„..:,:.-, _ • ,....-__;.-re __ , •.. -.......-,e4._ .- .- . • . -.--- - • . •-, : N . ./- • . r . . .... • , , • • • • • .. //- ,.2 • . . • . . . , . . . . . • / . • :-..,--- // . . /7 : . .• • 1 . . ) • • I • .. . . . ..• . .. —1 • • • 1 ___ 1.....•_:.- ___:....‘„__.... -----4: ...._._....+,...: ' i t— ; ; . --. - -- ---- - ELEVATION "A" :NEW VIEW Scale: 1/4 = 1'0' i • STAFF REPORT HISTORIC PRESERVATION BOARD MEETING AUGUST 16, 1995 AGENDA ITEM III-B VARIANCE REQUEST 88-38 114 S.E. 7TH AVENUE NONCONTRIBUTING STORAGE BUILDING MARINA HISTORIC DISTRICT DANIEL SLOAN, GENERAL PARTNER, HAMMOCK PARTNERS, OWNER ITEM BEFORE THE BOARD The action requested of the Board is that of granting a variance from LDR Section 4.3.4(k) to allow a nonconforming 12' x 12' storage building to be enlarged to 12' x 24'. BACKGROUND The utility shed is associated with a proposal to develop a five unit residential rental complex on a three lot parcel in the RM zoning district. The parcel consists of a noncontributing triplex on the south lot (Lot 4); a vacant lot in the center (Lot 3); and a contributing single family residence on the north lot (Lot 2). The proposal includes renovating and adding a second story to the triplex; renovating the contributing residence; and the construction of a new single family residence on the vacant lot and a 3 car garage to the rear of the historic house on Lot 2. The development proposal required variances from the rear and side setback requirements to allow the garage to be constructed and a variance to reduce the setback requirements between two residential buildings to 18.5' where 24.5' is required. In October of 1993 the Historic Preservation Board granted these variances and approved the associated COA's. To date only the renovation of historic house has been completed. The enlargement of the utility shed was shown on the original site plan for the development. However, after it was found that a variance would be required to enlarge the structure the applicant deleted the enlargement and the site plan was approved with only the existing 12' x 12' utility shed. The applicant is before the Board to request a variance to allow the existing shed to be enlarged. Variance 88-38 HPB Meeting 8/16/95 Page 2 ANALYSIS OF THE PROJECT The shed is located on the south lot (Lot 4), 11' to the rear of the triplex. The triplex and utility shed were constructed in 1954. The shed is 12' x 12'; constructed of cement block with a slab floor and a flat roof. It is situated on the southwest corner of the lot and is 12.25' from the side (south) property line where a minimum side setback of 15' is required; and 10.35' from the rear (west) property line where a minimum setback of 25' is required. The existing side setback will not be affected by the enlargement. However, the building will encroach on the existing rear setback an additional 12' in length. A variance is required to enlarge the building because a nonconforming structure may not be altered in any way which increases its nonconformity. This development proposal is extremely intense. The renovated triplex will be 2 stories tall with a cupola centered on the roof at a height of 35'. The single family residence on the center lot will also be two stories, and the garage to the rear of the historic house will accommodate three cars. If the variance is granted the 12' x 24' shed will be used for storage and for a temporary construction office. STAFF COMMENTS The variances previously granted for the project were based on the adaptive reuse of the combined three lots; the benefit to the existing historic house; and the overall affect of the project on the Marina Historic District. Additionally, the variances were based on a unity of title for the three lots, which linked the development to the historic house. However, the project's approved site plan has expired and a unity of title for the three lots has not been executed. It is staffs opinion that as the variances are already in place to allow the construction of the proposed three car garage, the garage should be built and used for storage and the construction office, rather than seeking a variance to enlarge the utility shed. CRITERIA FOR GRANTING VARIANCES Pursuant to Section 4.5.1(J) Historic Preservation Board to Act on Variances; when the Board acts on variance requests it is guided by the following. That a variance is necessary to maintain the historic character of the property through demonstrating that: Variance 88-38 HPB Meeting 8/16/95 Page 3 (a) A variance would not be contrary to the public interest, safety or welfare. Granting a variance to enlarge a noncontributing storage building, associated with a noncontributing triplex, which is not linked to the historic house would not be in the best interest of the Marina Historic District. (b) Special conditions and circumstances exist, because of the historic setting and nature of the location which are not applicable to other lands, in the same zoning district, which have not been designated historic sites nor listed on the local Register of Historic Places. Neither the triplex nor the utility shed are historic, nor are there special conditions on Lot 4 which would deem the property worthy of special consideration. (c) Literal interpretation of the existing ordinance would alter the character of the historic site to such an extent that it would not be feasible to preserve the historic character of the site. The character of the site will be maintained without enlarging the utility shed. (d) The variance is the minimum necessary to preserve the historic character of the historic site. A 12 x 24' storage shed is excessive for the intensity of the proposed development. Additionally, if the development does not materialize, the utility shed would be larger than needed for the existing triplex. ALTERNATIVE ACTION 1. Deny the variance to Section 4.3.4(K) to reduce the side and rear setback requirement based upon a failure to make positive findings with respect to Section 4.5.1(J). 2. Approve the variance to Section 4.5.4(K) to reduce the side and rear setback requirement based upon positive findings with respect to Section 4.5.1(J)((a)(b)(c) and (d). RECOMMENDED ACTION 1. Deny the variance to Section 4.3.4(K) to reduce the side and rear setback requirements based upon a failure to make positive findings with respect to Section 4.5.1(J). Hammock Partners Property Management & LETTER OF JUSTIFICATION FOR VARIANCE REQUEST 88-38 Statement of relationship of the proposed variance to the appropriateness requirement of Section 174.54 " (B)(1)(4)(5) and (12) of the Historic Preservation Code. Submitted by;Hammock Partners Date:7/7/1995 Property Address: 114 SE 7th Ave.,Delray Beach,FL File:Hammock.Ltr.VARIANCRshed The goal of the proposed project is to enlarge an existing storage shed from 12 'x12 ' to 12 'x 23.5 'and at the same time change it from a flat roof structure to one with a 5 v crimp metal galvalume roof with exposed rafters and new attractive entry doors and windows _in the Florida Vernacular style of architecture. Because the shed was constructed before the present, highly restrictive .setback requirements were, adopted, the renovation will require a variance from the RM setback requirements. The lot was originally developed under the R1A Development Standards which are more appropriate for this historic district. Under the RIA standards the shed would be a conforming structure • The RM Development Standards require a 15' interior side setback for both 1 and 2 story structures. The existing shed structure is located 11.25 ' from the south property line and when renovated will be 12 '- from the north property line. This will require a variance to permit the existing and proposed side setbacks. The existing rear setback is 10.35 ' Sand the RM development standards require a 25' rear setback, even for accessory buildings. Therefore a variance is required 'to permit the existing rear setback. This area originally fell under the R1A Development Standards but is now under RM Development Standards. The following chart is" a comparison of the setbacks 'as they relate to RM, R1A, and the requested building setback variances for this project: ZONING FRONT SIDE/INTERIOR REAR SETBACK SETBACK SETBACK .._ RM(1 &2 story structures) 25' 15' 25' R1A(1 &2 story structures) 25' 7.5' 10' Renovated Shed 25' 11.25 so.end, 12 n. end 10.35' As shown on the above chart, the presently required setbacks are substantially in excess of the original R1A Development Standards. Page 1. of 2. 8 LARIAT CIRCLE 8 0 C A R A T o N, FLORIDA 3 3 4 8 7 (4 0 7) .2 -1-•-`f-S"9 7 ;4lZ - � � . • Hammock Partners Property Management & Investment Statement of relationship of the proposed variance to the appropriateness requirement of Section 174.54 (B)(1)(4)(5) and (12) of the Historic Preservation Code. Submitted by;Hammock Partners Date:7/1/1995 Property Address: 114 SE 7th Ave.,Delray Beach,FL File:Hammock.Ltr.VARIANCE.shed As per the provisions of Section 4.5.1 (H) (2) (J) (1) sections (a) (b) (c) (d) the following conclusions can be made: a) Due to the fact that the requested setbacks are consistent with those present in the immediately surrounding neighborhood, this request will not be contrary to the public interest, safety, or welfare. b) The lots were originally developed as 50' wide lots under R1A Development Standards (or the precursor to) . It is virtually impossible to develop a parcel 50 ' wide that requires 15 ' side yard setbacks. The change of zoning to RM has created a special condition on this parcel that would greatly reduce the ability of the owners to renovate the existing shed due to the excessive setback requirements. c) A literal interpretation of the code would require 15 ' side yard setbacks leaving only a 20 ' wide buildable area in the center of the parcel. Clearly these setbacks create a situation where virtually no structure can now be built in this neighborhood. d) The variance requested is the minimum required to create the contemplated storage shed which is virtually identical to the shed on the property immediately to the south of the subject property. (which has even smaller setbacks) . As shown previously, the proposed setbacks are in excess of those that were originally required in the area at the time of original development (R1A Zoning) . They constitute the minimum variance from the present RM Zoning Development Standards. Therefore, this request is appropriate and the conditions for approval of this variance request are present in every instance. Page 2. of 2. 8 LARIAT CIRCLE BOCA R A T O N, FLORIDA 3 3 4 8 7 (4 0 7) 2 4 1 - 5 5 9 7 H +. . . 1,. .. __ _ • � 1011 . �oT zo �oT .21 �.or Zz. I • - leriNi"'o�' I 'rG'A�L 'Y R/W�EX,•/D'ASP.PYMr�� SHED ELEVATION"E" •ii5r--- l � to x I'll. t1 11° ` C{p' oN� Design Rvised:S/73,33 Dan Sloan Scale 1/Ha1•a Nt , 1�• � A� 56 E ,r1 ' S i = e rigo • 6, Ef"` sroR4e s e . 4o r 3 , E him... / —1-- —Z- s!t(4' 1 1 e> '°' 1.-\ "'SCALD: 1":30' e fT1 v/rs�0/l�1TES Cf..f/TE�F 6/iYE •to N k • I � W.v/4/f/TES /e/6//T DA'- : ^A;� 41 o SHED41 es RR ss3 ELEVATION Dan loan scale 1/fr.V0' I///?/F N// /<ATES /4'/,YEDD z'wm,W . I k 6 o �tiG l(ottE ti rJ� w �ov,YO a0�0= .1110•58 25.071 11e4 ti4'Erc��y /,PS 4 hvv/flares s/6"/Av Pty,,0 µ51 j• ' t , M st or+`'�o,'�Er't ti, 1 OIA.z e CKP E -v L v S /.; �t s e• ,Z 1`., s,:. /Nl�/G4TES P/P/�E=F77' Sp�,/ / > r--, N • % E` r 9 . '+• J .... :: t. :t1�;i`.. � ,, L/Nt ` ,le.. 5q.o PUr 50,Q2ile OS 5.9 L —.:-- '• ----... .. 1l ASP. PARKING `,,p o o ,� P1REA NVAN' �—. -- _ / / ,/a a F N s.E. 7 rH AVE (40'R/tom/) /8/.o P�'r ~ -- - • — _ F N D N.e� ,'' • A S 7 . . I p'.°G _ • ^� EX/ST/NC 'ZO' ASPHALT PAVEM�/Yr�, « ,��l��..T.- .•••',$v ♦ y.{ :'^�. ::"•t.1(c'!�l:2 / / / / / / / I I / l I I / . SHED ELEVATION"G" 0 S/ Design Revised:5/23193 Dan Sloan Scale1/a•-t'0' NOTES: 1. 'This survey meets the Minimum Technical Standards of • Chapter 21 HH-.6. 2. Survey of: 114 S.E. 7th Avenue a Delray Beach, Fl. ••5` •jj 3. This survey is lPocated Fl Flood 2 Zone one D, Map Datng to l/5/89e FIRM Camunity • "'''I°�'" ' lSv0 LEGAL DESCRIPTION: Lot 4, Block 118, Delray Beach, according to the Plat Thereof, recorded in —'•" Plat Book 2, Page 8, in the Public Records of Palm Beach County, Florida. _y Hammck Partners, Great Western Savings Bank, a Federal Savings o^�I CERTIFICATION: , TO Bank, Thaws G..Bums and Mary Lou Burns • sketch as shown hereon represents a s made under • SHE(� II�ATION"HS 5�UT� I her—certify this my d3.� IIlIion and to be true and accurate to the best of my 1f edge and Desicnl�se¢S/Z3N7 danSban Suts1/6ti10' belief,-tubject to easements gnd right-of-ways of record. •t•. r r• :.1; 7 t; '' 4.• :y ./- r.' .• 11,-.....•••t • • • - . • • • •ar I .1. .• .. V I' ••- y ..I, • • �_ •' ! •.- I. %. ;�`.P is �:. .; yst f r _ tit-7 .`. ' '. J.,• .• •• tip -w.. ‘�r. :v.•• • • .. • •f /. _ ♦ f • »•.43 F C e". 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V.- 0. 1_ ° • v C • /J \T Q v a i' . —•••/-) 0- 8 -c) t...' - I1IL c .. • L Zu E. y Y '< c�.J c ° % p ct2 w E , N y �es OD • L a G ! 0 ' E 7 Ca - U = ._ 3 a 0 y c V �' • d_ ° = C. .i • • . . - ..-. • I.:: . . . . . ... . . . I: . \ °t' ,k _• . • = 4 . _ . .,... . . . i. , . , , ,.. . • . . • 3 CAR GARAGE ELEVATION "S" 3 CAR GARAGE ELEVATION 'T' ,: Design Revised:8/Ol/93 Dan Sloan Scale: 1/8"=1'0" Design Revised:8/01/93 Dan Sloan Scale:1/8"=1' 0" ~••\ •.' '[Y.:::Y / ..,ra'4 '.�'T A,•-\R. .y,.ti' a/5. -,_.V r. i:7.,. r,-7- " F 9:c�:!F� -?!..R't. _ 7f•a\.'.,l1›:.l.:,� Y.J :, .r:a r � ,.f.; ,_ _ . 'ice<4 ,ab„ .4.+ ayir:Wt , f .1 +•/'.• !A' lr I 9 w • t ; • t T rJ 4 f 1 C r\ rii ',' 1 r (r1 y ,n 7r I• • i •• a ,:� ' J .y, y j J.r.:•\l,,. .! STAFF REPORT HISTORIC PRESERVATION BOARD MEETING AUGUST 16, 1995 AGENDA ITEM III-C VARIANCE REQUEST 88-40 1010 NASSAU STREET NONCONTRIBUTING SINGLE FAMILY RESIDENCE NASSAU HISTORIC DISTRICT MR. AND MRS. PETER BYRON, OWNERS ITEM BEFORE THE BOARD The action requested of the Board is that of granting a variance from LDR Section 4.3.4(k) to allow a 20' X 20' canvas awning carport to be constructed 3' from the east (side) property line, where a minimum setback of 7.5 feet is required; and to allow the carport to be constructed 10' from the north (front) property line where a minimum setback of 25 feet is required. BACKGROUND The applicant came to the Board at its June 7, 1995 meeting to request a variance from the. west (site) setback to allow a 20' x 20' carport to be constructed on the western portion of the front yard. This request was denied. However, the Board granted a variance to the front setback to allow a single vehicle carport to be constructed on the western portion of the front yard which did not encroach on the west side setback. The applicant was not satisfied with the Board's action. The Board's decision is final and there is no appeal for action taken on variances. However, an applicant may submit a variance application for an alternative plan which does not request the same variance. Mr. Byron has proposed an alternate plan for the carport which he brought before the Board for a pre-application review at its meeting of July 19, 1995. With the revised plan, the applicant presented a petition in favor of granting the variance signed by twelve of the residents on Nassau Street. The Board-felt that this was a far superior product than the first proposal. The board recommended that if the applicant proceeds with the variance request he • provide the following information: Variance 88-40 HPB Meeting 8/16/95 Page 2 • A scaled site plan which includes a landscape plan • A method of guttering the east portion of the carport. • Indicate paving materials. • Submit a COA for the changes to the front elevation which include samples of canvas and paint colors; and any other specific items or materials which provide information with respect to the overall appearance of the project. The Board also recommended that a condition be placed on the variance which would insure that the garage expansion, carport and porch addition be constructed at the same time and not be a phased project. The basis for the condition is that the garage expansion balances the carport and mitigates its size in relation to the front facade thereby lessening the impact of the variance on the streetscape. A consensus vote indicated that 6 members, one dissenting, were generally in favor. Staff informed the Board that a consensus vote indicates general agreement for approval or denial, however it is not binding. The actual variance request must be voted on at a properly noticed public hearing with comments from property owners within the 500' mailing radius taken into consideration;. ANSLYSIS OF THE PROJECT The house was constructed in 1956 and is located in the R-1-A zoning district. The proposed carport is to be located on the eastern portion of the front yard. It will be set back 3' from the side (east) property line where a 7.5' setback is required; and 10 feet from the north (front) property line where a 25' setback is required. The existing garage on the west portion of the front elevation is to be converted to living space and will be expanded 5' to the north; an opposing gable roof will cover the expansion. The shed roof covering the front door is to be removed. A porch, with a canvas awning matching the carport, will be constructed between the carport and the expanded garage. A gable roof will be constructed over the front door. The house is set back 12' from the east property line and the applicant is proposing to continue the carport paving to the south to create an additional on site parking space. While this open paved area will not require a variance it does require a waiver, as it will be 3' from the east (side) property line where 5' is • required. Variance 88-40 HPB Meeting 8/16/95 Page 3 There is a storm-water catch basin on Nassau Street close to the eastern portion of the lot. The applicant is proposing to gutter the east portion of the roof of the carport to direct rainwater run-off to the catch basin. CRITERIA FOR GRANTING VARIANCES Pursuant to Section 4.5.1(J) Historic Preservation Board to Act on Variances; when the Board acts on variance requests it is guided by the following criteria. That a variance is necessary to maintain the historic character of the property through demonstrating that: (a) A variance would not be contrary to the public interest, safety or welfare. The eastern portion of the carport roof is 10' wide, which will cause considerable water run-off. A 3' landscape area may not be sufficient to prevent the run-off water from impacting the property to the east. (b) Special conditions and circumstances exist, because of the historic setting and nature of the location which are not applicable to other lands, in the same zoning district, which have not been designated historic sites nor listed on the local Register of Historic Places. Because the lot sizes are ngnconforming•in the Nassau Historic District, and because canvas carports are historically correct for the street, it is appropriate to make accommodation for them, providing that positive findings can be made to the balance of the criteria for granting variances. (c) Literal interpretation of the existing ordinance would alter the character of the historic site to such an extent that it would not be feasible to preserve the historic character of the site. The character of the site and the district will be diminished by constructing a 20' carport in front of the house. A 10' single carport is appropriate and can be constructed within the required 7.5' side setback. (d) The variance is the minimum necessary to preserve the historic character of the historic site. P a - Variance 88-40 HPB Meeting 8/16/95 Page 4 A 20' x 20' carport is excessive for the size and proportion of the house. Additionally, the large carport will be only 10' from the front property line and will negatively impact the historic character of the narrow Nassau streetscape. STAFF COMMENTS The applicant is seeking a variance so that two cars can be accommodated under the carport. Currently one vehicle can be accommodated in the garage and another in the approved single carport. The need for a two car carport stems from a perceived inability to store a car in the garage. According to the architect's floor plans (one plan indicates a projecting wall and the other a washer and dryer) there is a 4' x 2' encroachment into the southeast corner of the garage. However, with the encroachment a single car can be accommodated. If the encroachment is only the washer and dryer (as indicated on one plan), the washer and dryer could be turned to face the north and the total garage space would be 12' x 22'. If the architect's plans are incorrect and the encroachment into the garage is greater than indicated, the applicant would have created a self imposed hardship by expanding the kitchen into the garage, which is not a criteria for granting a variance. The applicant is proposing to expand the garage to use as living space. If the existing garage is too small ffr use, it would be more appropriate to expand the garage for vehicular use and add additional living space to the rear of the residence. There is sufficient space in the rear to construct an addition and still not encroach on the required 10' rear setback requirement. The variance to the front setback is already in place to construct a single vehicle carport in front of the garage. The distance between the kitchen encroachment in the garage and the northern boundary of the variance is 40'. Sheltered parking for two vehicles can be accommodated by expanding the garage several feet to the north and constructing the approved single carport to the north of the garage. ALTERNATIVE ACTION 1. Deny the variance to Section 4.3.4(K) to reduce the side and front setback requirement based upon a failure to make positive findings with respect to Section 4.5.1(J). Variance 88-40 HPB Meeting 8/16/95 Page 5 72. Approve the variance to Section 4.3.4(K) to reduce theme ' front setback requirement based upon positive findings with respect to Section 4.5.1(J)((a)(b)(c) and (d). • That the Certificate of Occupancy for the garage expansion be granted before the building permit for the carport is issued. RECOMMENDED ACTION 1. Deny the variance to Section 4.3.4(K) to reduce the side and front setback requirements based upon a failure to make positive findings with respect to Section 4.5.1(J). file/u/caycep/carport I LL `\ \ I , T- \ \ I \\��\ \ \y// \\\ s ri--- N. Iii k...,...7 \ / / I / // iO /y I 11 I ":-.....) 1——h--i // \\ / • • / I po,;,,. iiiiIiie,: :1. rigilt- 41 .. it, Aillirlik ify. i / .�*.. t ;_ •o o'o'o°o°o' oa.S;Y o .. m t.. .�Y*.`^ .ti :."l F' '...r Y ��i�/ii�.w?i�al�,n��a o'o°Ooo°o°eeo°o°e°o° o°oo° i . . ,. .. na L_�I /•I!!'f • 0 • 0000°Oo 0000000e• o 00 0 ,r, -- ° °;° LGeiy� .....! 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III 1 I l I I I I I=V M — � "� PLAZA_ PARK ATLANTIC I i AVENUET-JJ- d t--� r-�':tiommilmj -r 1 I I I IWATERWAY EAST �— "iN 111<- ( couuERaAL_ coHoo MIMI �- BAR,_w HARBOURz • COH00S.E. _—=q 1ST -�_ST,— I Il • YIR�NAR Lai ji --Luji it -N- -N If-N i I ;'//11( I1,11�I11114rmr..2,:c 1111 f GENERAL DATA: Owner Michael Bonchack Agent George Davis Location Northeast corner of SE 1st Street and SE 6th Avenue. Property Size 0.39 acres Future Land Use Map Commercial Core Current Zoning CBD (Central Business District) Adjacent Zoning North: CBD East: RM (Medium Density Residential) South: CBD West: CBD Existing Land Use Single family residence and three rental units with associated parking and landscaping. Proposed Land Use Conversion of the existing single family residence to a commercial use, retention of the existing three unit multi-family structure, conversion of a garage structure to an office, and the addition of a residential unit over the office, with landscaping and parking improvements. Water Service Existing on site. Sewer Service Existing on site. N.D.I The item before the Board is consideration of COA 8-253 which includes the following aspects of the development proposal for the Blank House (85 SE 6th Avenue): • Site Plan; • Landscape Plan, and; • Elevations The subject property is located at the northeast corner of SE 6th Avenue (Northbound Federal Highway) and NE 1st Street located in the CBD (Central Business District) zone district. The subject property is comprised of Lots 12, 13, and 14 of the Town of Linton Plat. The property contains a single family house, a garage, a carport, and a two story apartment building with two, one bedroom apartments and one, two bedroom unit. The single family house, also known as the Blank House, was built in 1903, remodeled in 1918 and has been designated a historic structure on June 6, 1994. In 1947, the two story,' apartment building (2,224 square foot) containing three apartments and a garage was constructed at the southeastern portion of the site. In 1950 a garage was constructed on the northeast portion of the site and the garage associated with the southeastern apartment building was converted into additional living area. A carport between the apartment building and garage was constructed in 1954. The apartment building, carport, and the garage are non contributing from a historical perspective. On July 16, 1995 a site plan application was submitted for the Blank House and is now before the Board. The development proposal includes the following components: • Conversion of the existing 2,137 square foot single family residence (Blank House) into retail establishment with retail on the Historic Preservation Board Staff Report COA and Site Plan Approval-Blank House Page 2 first floor (1,284 square feet) and storage(853 square feet) on the second floor; ♦ Conversion of an existing 1,021 square foot garage into two offices and a second floor addition accommodating a 2-bedroom apartment (1,021 square feet) for a total of 2,042 square feet; • Construction of a 9 space pea rock parking area (8 regular and 1 handicap) on the west side of the site(handicap space will be paved); • Construction of a handicap ramp to the rear of the historic structure; • Installation of associated landscaping and refuse areas. Chapter 3 (REQUIRED FINDINGS) : (Performance Standards - L.O.S.) Pursuant to Section 3.1.1 of the Land Development Regulations, prior to approval of development applications, certain findings must be made in a form which is part of the official record. This may be achieved through information on the application, the Staff Report, or Minutes. Findings shall be made by the Board to -approve or -deny the development application. these findings relate to the following four areas: FUTURE LAND USE MAP: The use or structures must be allowed in the zone district and the zoning district must be consistent with the land use designation. The subject property has Commercial Core Future Land Use Map designation and is zoned CBD (Central Business District). The CBD zone district is consistent with the Commercial Core Future Land Use Map designation. Pursuant to LDR Section 4.4.13(B)(1) [ref Section 4.4.9(B)(1)(2)J retail and business office uses are allowed as a permitted use. Furthermore, pursuant to Section 4.4.13(B)(4) dwelling units are permitted within the same structure as commercial uses provided that the residential uses and non residential uses are physically separated, have separate accessways, and that there are no residential uses on the ground floor. Based upon the above, it is appropriate to make a positive finding with respect to the Future Land Use Map. Historic Preservation Board Staff Report COA and Site Plan Approval- Blank House Page 3 CONCURRENCY: Facilities which are provided by, or through, the City shall be provided to new development concurrent with issuance of a Certificate of Occupancy. These facilities shall be provided pursuant to levels of service established within the Comprehensive Plan. Water and Sewer : With respect to water and sewer service the following is noted: • Water service is available to the site from an existing 6" water main located within the alley along the east side of the property. • Sewer service is provided to the site via an existing 8" sewer main located within the alley. • Adequate fire suppression is provided via an existing fire main located at the southeast corner of the property. The conversion from a single family residence to a retail (commercial use) along with the conversion of the garage to allow office (commercial use) requires the installation of a commercial backflow preventer. The backflow preventer must be indicated on the plans and is attached as a condition of approval. Drainage: A paving and drainage plan has been submitted indicating that drainage will be accommodated on-site via a catch basin located at the south side of the 9 space pea rock parking lot. The City Engineer has commented that drainage calculations, including an exfiltration test must be submitted which is attached as a condition of approval. At this time, there are no problems anticipated with the proposed system. Streets and Traffic: The submitted traffic study indicates the development will generate 50 average daily trips (ADT). None of the roadway links within the one mile radius covered currently operate below level of service (LOS) "D" after the addition of trips from this site. Final approval of the traffic study is pending review by the Palm Beach County Traffic Engineering Division. However, no traffic concurrency problems are anticipated. • Note: The square footage used in the traffic study is incorrect, however, the adjustments are minor and will remain under 200 ADT. A revised traffic study is attached as a condition of approval. Historic Preservation Board Staff Report COA and Site Plan Approval- Blank House Page 4 Parks and Open Space: Commercial uses do not create a need or impact on this level of service. The proposed apartment addition will be assessed a $500 park impact fee per unit at the time of building permit. It is not anticipated that the addition of the apartment building will have a significant impact on parks and recreation facilities. Furthermore, the conversion of the existing residence to a commercial use will offset any impact caused by the new apartment. Solid Waste: Trash generated each year by the proposed conversion to retail, office, and the addition of the apartment will be 6.6, 2.8, 1.99 tons respectively, for a total of 11.4 tons of solid waste generated per year. The previous use a single family house generated 1.93 tons per year. The increase can be accommodated by the existing facilities and thus, will not be significant with respect to this level of service standards. CONSISTENCY: Compliance with the performance standards set forth in Section 3.3.3 along with required findings in Section 2.4.5(F)(5) (General Compatibility and Harmony with Adjacent Properties) shall be the basis upon which a finding of overall consistency is to be made. Other objectives and policies found in the adopted Comprehensive Plan may be used in making a finding of overall consistency. A review of the objectives and policies of the Comprehensive Plan was conducted and the following applicable policy is noted. Land Use Element Obiective A-4 - The redevelopment of land and buildings shall provide for the preservation of historic resources. This objective shall be met through continued adherence to the City's Historic Preservation Ordinance: The conversion of the single family residence (Blank House) to a commercial structure will provide adaptive reuse of the house. This will ensure the preservation of the historic structure by continuing its useful life and allowing it to be reused in a manner that best fits the surrounding Central Business District. Section 3.3.3 (Standards for Site Plan Actions) : Standards C-G are not applicable with respect to this development proposal. The applicable performance standards of Section 3.3.3 are as follows: Historic Preservation Board Staff Report COA and Site Plan Approval- Blank House Page 5 A) Building design, landscaping, and lighting (glare) shall be such that they do not create unwarranted distractions or blockage of visibility as it pertains to traffic circulation. The existing structure will remain generally in its current configuration and will not affect visibility as it pertains to traffic circulation. The proposed landscaping will complement the character of the building and the proposed lighting will not emanate glare. B) Appropriate separation of travelways is made for vehicles, bicycles and pedestrians in a manner consistent with Objective D-1 of the Traffic Element. The development proposal includes the installation of a sidewalk along SE 1st Street which will help separate the pedestrian and bicycle use from the existing roadways. The development proposal includes the installation of a sidewalk from the parking area to the main entrance. Furthermore, a handicap accessibility ramp is to be installed in the rear of the structure. With the addition of these pedestrian ways adequate separation of travelways is provided. Section 2.4.5(F)(5) (Site Plan Findings): Pursuant to Section 2.4.5 (Findings) , in addition to provisions of Chapter Three, the approving body must make-a finding that development of the property pursuant to the site plan will be compatible and harmonious with the adjacent and nearby properties and the City as a whole, so as not to cause substantial depreciation of property values. The subject property is boarded on the north, west, and south sides by the CBD (Central Business District) zone district. East of the property is zoned RM (Residential Medium). The existing property to the south is the Plum Office Building; to the east across the alley is an apartment building containing 8 apartments, to the north is a municipal parking lot, and to the west is professional offices (GA Title Company building and Historic Executive Suites). The proposed use of retail, office, and residential is appropriate in the commercial core area. The proposed commercial and office uses will be compatible with office, retail, and restaurant uses that exist along SE 6th Avenue (Northbound Federal Highway). The existing and proposed apartment building will be compatible with the existing multi-family residences located east of the Historic Preservation Board Staff Report COA and Site Plan Approval - Blank House Page 6 site. Compatibility with the adjacent residences to the east will be enhanced by retention of the residential character of the structures as well as the provision of landscaping. The upgrading of the site will enhance rather than depreciate property values in the area, may stimulate economic vitality of the CBD, and induce surrounding businesses to upgrade their property. COMPLIANCE WITH LAND DEVELOPMENT REGULATIONS: Items identified in the Land Development Regulations shall be specifically addressed by the body taking action on development application/request. Purpose of the CBD Pursuant to Section 4.4.13(A) the development proposal furthers the purpose and intent of the CBD zone District which is to preserve and protect the cultural and historic aspects of downtown Delray Beach while simultaneously providing for the stimulation and enhancement of the vitality and economic growth of the downtown. Parking Requirement Pursuant to Section 4.4.13(G)(1)(a), within the portion of the CBD bounded by Swinton Avenue on the west, NE 1st Street on the north, the Intracoastal Waterway on the east and SE 1st Street on the south, parking requirements shall apply to new floor area only. The subject property is located within the referenced geographical area, parking will be assessed on the garage conversion and apartment addition only. Currently five spaces exist on site( 2 in the garage 3 in the carport). Pursuant to Section 4.4.13(G)(1)(A) parking required for new non-residential development shall be at the rate of one space for each 300 square feet. The 1,021 square foot conversion of the first floor of the garage to office will require four new spaces. Per Section 4.6.9 (C)(2)(c) (multi-family structures) the addition of the two bedroom apartment to the second floor of the existing garage will require three spaces. Finally, the conversion of the existing garage will eliminate two existing spaces. Pursuant to Section 4.6.9(B)(1)(d)(3) when existing required parking is diminished by an addition such parking spaces must be replaced and in addition to those spaces required for the addition. In total 9 parking spaces must be provided. The site plan provides for nine parking spaces (1 handicap) in the west parking lot. The existing carport adjacent to the alley provides an additional three spaces for a total of 12. Historic Preservation Board Staff Report COA and Site Plan Approval-Blank House Page 7 Parking Surface The proposed 9-space parking area is proposed as a pea rock surface. The handicap parking space and ramp will be paved. Pursuant to Section 4.6.9 (D)(8)(a), parking lots on historic sites may be improved with a surface material other than pavement, where there are 12 or fewer parking spaces, upon approval by the Historic Preservation Board. Staff has no objection to the pea rock parking surface and recommends approval. Pursuant to Section 4.6.9 (D)(8)(a) the City Engineer has stated that since the project is located at a historic site the pearock surface is acceptable. Right of Way Dedication Pursuant to Section 5.3.1(D)(2), the required right-of-way width for SE 1st Street is 60' while 50' currently exists. Pursuant to Section 5.3.1(D)(4) (Reduction in Width), reduction in the required right-of-way may be granted by the body having the approval authority of the associated development application. The City Engineer has determined that the existing 50' right-of-way is acceptable for this section of SE 1st Street. Therefore, it is recommended that the Board grant a waiver to this requirement. Sidewalk Pursuant to Section 6.1.3(B)(1), a 5' sidewalk is required along SE 1st Street. The site plan indicates a new sidewalk to be installed adjacent to the south property line along SE 1st Street. Building Setbacks The existing historic structure, apartment building, and the proposed garage conversion meet the building setbacks for the CBD zone district as outlined in Section 4.3.4(K)(Development Standards Matrix). Dumpsters/Trash Receptacles A dumpster will be provide at the rear of the converted garage adjacent to the alley. The location of the dumpster is on the rear property line. Pursuant to Section 4.6.16(H)(3) a 5' perimeter landscape buffer must be provided. In order to place the dumpster in this location a landscape waiver must be granted by City Commission. Also, the dumpster must be located 5' from the rear property line in order to prevent the gates from extending into the alley right-of-way. Other alternatives exist include providing roll out carts or a roll out dumpster which has been attached as a condition of approval subject to Waste Management approval. Historic Preservation Board Staff Report COA and Site Plan Approval- Blank House Page 8 Site Plan Technical Items The following are items that do not require specific action from the board however, the items must be addressed with the submittal of revised plans. No building permits will be issued until all comments have been addressed. 1. The walkway between the historic building and the converted garage structure is divided by the addition of two relocate Queen Palms. The walkway to the south of the historic building must be left intact to provide access between the historic structure and the converted garage building without having to use the parking lot. Revise the plans to indicate the walkway as continuos. 2. The site plan does not show the walkways to the front door of the proposed offices (existing garage) as indicated on the landscape plan. The site plan must indicate the walkways. 3. The site, landscape , and engineering plan must be consistent with each another. 4. The pump house shown on the survey is not indicated on the site plan. Indicate on revised plans whether the pump house will be removed or remain in its present location. 5. The plans must indicate the north stairwell and rear sidewalk of the southeast apartment building as indicated on the survey. 6. A detail of the Type "D" curbing needs to be indicated on the engineering plan. 7. The parking lot surface on the site plan is indicated as white gravel on the site plan whereas the engineering plan indicates pea rock. The site plan needs to be revised to indicate pea rock. 8. Provide a parking detail per City standards on the engineering plan. 9. The site plan needs to indicate that the 2nd floor of the garage is a two bedroom apartment. 10. Pursuant to the required information on the site plan application. The site plan must indicate all site data with respect to parking, number of units, setbacks and height of buildings. Site data must also indicate the correct square footage of the buildings. Historic Preservation Board Staff Report COA and Site Plan Approval-Blank House Page 9 11. A site lighting detail indicating the type of light being used and the height of the lighting fixture must be indicated on landscape plan. 12. A recorded unity of title must be submitted. 13. The height of the buildings must be shown on the elevations. 14. The backflow preventer location must be indicated on the engineering plan. 15. A 5'x24' concrete apron will need to be installed at the entrance of the parking lot north of the property line to retain the pea rock on site. The 5' apron needs to be indicated on revised plans. 16. The centerline of SE 6th Avenue and SE 1st Avenue and the property lines of the site need to be indicated on the revised plans. 17. The site plan indicates proposed curbing in the 1st Street right-of-way the curbing must be eliminated as it will impede drainage to the swale areas. 18. Pursuant to the Engineering Department comments drainage calculations including exfiltration test results must be provided. 19. The handicap loading area is indicated on the south side of the handicap space. It is suggested that you relocate the loading area to the north side of the space and tie in the loading area with the sidewalk. This will include removing the curb that is indicated adjacent to the handicap space. 20. A revised traffic study using the correct square footage must be submitted. The following comments shall be addressed on the building permit plans. 1. Pursuant to the Building Department's comments two exits are required for the proposed garage conversion. Revise the plans and elevations accordingly. 2. Pursuant to the Building Department comments, appropriate fire rated construction for the south wall of the converted garage is required between the converted garage and the existing carport. 3. Pursuant to the Fire Department's comments, life safety issues concerning a possible secondary ingress/egress to the second floor of the converted garage will be handled at the time of building permit application. At this time the Fire Department anticipates no problems with respect to the provision of _only on access point to the second story of the converted garage. Historic Preservation Board Staff Report COA and Site Plan Approval - Blank House Page 10 • Note: Any changes to the elevations due to Building or Fire Department standards will be minor and can be approved administratively. ......................................................... Perimeter Landscaping The landscape plan incorporates much of the existing landscaping. Along the south property line (adjacent to SE 1st Street) four Live Oaks are being proposed. Along the west property line (SE 6th Avenue) two Live Oaks and Dahoon Holly are proposed. The north property line will consist of six Queen Palms, two Live Oaks, eleven Oleanders, and an existing Saba! Palm. Finally, the east property line will include seven Crotons (three existing). The remaining east perimeter will not include landscaping since the carport and the dumpster need to be accessed by vehicles. Foundation Plantings Historic Structure Sandankwa, four Firebush, and three Waxy Leaf Privet are proposed for the north and east sides of the historic structure. Along the west side of building, Firebush, Waxy Leaf privet , and Ixora are proposed. Along the south side of building existing Hibiscus and Allemande are proposed along with six relocated Queen Palms. Converted Garage Along the east side of the building two Myrsine and nine Firebush are being proposed. No foundation planting is proposed for the north side of the building due to the location of the staircase. Along the west side of the building, ten Firebush and three relocated Crotons are proposed. On the south side of the building a grouping of existing Crotons, three Wild Coffee and two relocated Lady Palms are being proposed. Existing Apartment Building Ixora is proposed along the south side of the building. The north side of the building will include a relocated Oleander, a new Hibiscus which will tie in with an existing Hibiscus, and a Myrsine. Along the north side the building, a grouping of four Crotons, eight Wild Coffee, and one Lady Palm are proposed. Along the west side of the building no foundation plantings are proposed. With Historic Preservation Board Staff Report COA and Site Plan Approval- Blank House Page 11 the location of an existing walkway and the proximity of the rear building setback (13') to the property line the perimeter landscaping (8 Crotons) will be an adequate buffer for the west side of the existing apartment building. Landscape Plan Technical Items: • The following are items that do not require specific action from the board however, the items must be addressed with the submittal of revised plans. No building permits will be issued until all comments have been addressed. 1. The landscape plan must indicate curbing at the end of 6'x24' turnaround . 2. Provide details for the dumpster enclosure. Vision obscuring gates and gate stops are required. The enclosure must be set on a paved surface and the access to it must be paved. Revise plans accordingly. The Historic Structure contains the following elements: Existing Historic Structure: .The Blank House, built in 1903, is one of the best examples of Early Vernacular Style architecture to be found in the City.-The footprint of the house is mostly square with a small ell on the south which may have been added as a later addition. The hip roof has overhanging eaves and exposed rafter tails. An open porch runs the length of the front facade on the second story and a larger open porch wraps around the front and south facades on the first floor. It is of frame construction with horizontal clapboard exterior finish. The windows are double hung and the window surrounds are plain. A secondary shed roof covers the front porch and is supported by ten simple posts. It is built on a masonry pier foundation with ventilation areas left open. The development proposal includes the following design elements (exterior alterations which require analysis with respect to compatibility with the existing historic structure). Garage Conversion: As noted the proposal is to convert the existing garage to commercial use on the first floor and to construct a second story two bedroom apartment for a total Historic Preservation Board Staff Report COA and Site Plan Approval - Blank House Page 12 of 1,021 square feet. The structure is located on the northeastern portion of the site and has a 10 foot set back to the north property line and a 10.6 setback to the rear property line. The height of the building is 25' to the peak of the hip roof. An exterior staircase will be provided to the north side of the building for access to the second floor apartment. A porch is proposed for the second floor and will extend 4' from the west elevation. The porch will include white balustrades to match the Blank House. The porch will be supported by three wood posts that extend from the bottom of the porch to the ground. The first floor walls of the structure will retain the original concrete block shell of the garage. On the north elevation a horizontal clapboard facade is proposed around a new door located under the stairwell. The second floor addition will be constructed of wood studs with a facade of horizontal clapboard (wood siding). The exterior is to be painted white, with the shutters and doors to be painted dark gray, to match the existing historic structure. The hip roof will comprised of light gray asphalt shingles that will also match the existing historic building. The proposed elevations for the garage can be described as a modern variation of the Early Vernacular styled house. The characteristics that define Early Vernacular: gable roof, horizontal clapboard, open porch with simple porch posts, board shutters, and the rectangular and square floor plan of the structure are all present in the converted garage structure. The variation in this classic Early Vernacular is the use of concrete block with a white stucco surface for the first floor. However the "Design Guidelines" chapter on new constructions states that contemporary architectural design must be promoted in historic districts. The details and features of the existing buildings will be enriched when new design does not replicate past styles, but adds to the historic continuum. The converted garage structure is generally consistent with the historic building. It also compliments the existing apartment building which is comprised mostly of an eclectic style that contains a hip roof, exterior staircases, and is also reasonably consistent with the color and style of the historic building. Like the 1st floor of the proposed garage conversion, the apartment building is constructed of concrete block with white stucco finish. Pursuant to Section 4.5.1(E)(7) any material change in the exterior appearance of any existing non-contributing building in a designated historic district shall be generally compatible with the form, proportion, mass, configuration, building material, texture , color, and the location of the historic buildings, structures, or sites adjoining or reasonably approximate to the non-contributing building, structure, or site. The proposed elevation of the converted garage structure meets this requirement. Historic Preservation Board Staff Report COA and Site Plan Approval- Blank House Page 13 Pursuant to Section 4.5.1(E)(8) the proposed elevation of the converted garage structure meets all the criteria specified for visual compatibility with respect to light, front facade, proportion of openings, roof shapes, and relationship of materials, texture, and color. First Floor Porch Balustrades (Blank House) Balustrades have been installed along the 1st floor front porch of the historic structure without approval. The wood rails match the existing balustrades that exist on the 2nd floor porch. The wood rails meet the criteria of Section 4.6.8 with respect to visual compatibility. The fine craftsmanship of the porch balustrades compliment the historic structure. < RE IEW B `< :.:::..<.< : >'>«>'> >' < <> «>«><''' > ><< <>< >< Community Redevelopment Agency: At its meeting of July 6, 1995 the Community Redevelopment Agency reviewed • the request and recommended approval of the development proposal. Downtown Development Authority: At its meeting of July 13, 1995 the Downtown Development Authority reviewed the request and recommended approval of the development proposal. L . C� The proposed use is consistent with the policies of the Comprehensive Plan and Chapter 3 of the Land Development Regulations provided the conditions of approval have been addressed. The development proposal provides for the adaptive reuse of the Blank House that will help protect one of the city's precious historical resources. The conversion of the historic house and the garage to . commercial uses allow the structure to be reused in manner more compatible with the surrounding commercial uses of the CBD. Also, the apartment addition furthers mixed use(residential and commercial) within the CBD. Therefore the development proposal will further the purpose of the CBD district by preserving and protecting the cultural and historic aspects of downtown Delray and simultaneously providing stimulation and enhancement to the vitality and economic growth of the downtown. • Historic Preservation Board Staff Report COA and Site Plan Approval - Blank House Page 14 1. Continue with direction. 2. Approve COA 8-253 and the associated site plan, landscape plan, and elevations for the Blank House and supporting structures. 3. Deny approval of COA 8-253 and the associated site plan, landscape plan, and design elements for the Blank House with the basis stated. A. Waiver Approve a waiver of Section 5.3.1(D)(2), to reduce the right of way width for SE 1st Street from 60' to 50'. B. Special Action Approvethe use of a pea rock parking surface for the 9-space parking area on the lde of the site subject to installation of the 5'x24' concrete apron at the parking lot entrance to retain the pearock. C. Site Plan Approve COA 8-253 for the site plan for the Blank House development proposal based upon positive findings with respect to Chapter 3 (Performance Standards) of Land Development Regulations, policies of the Comprehensive Plan and Section 2.4.5(F)(5) subject to the following conditions: 1. That all site plan technical items be addressed on pages 8-9 of the staff report. 2. Provision of a title certificate from an attorney at law or title company certifying the current fee simple ownership. 3. A copy of the last recorded warranty deed must be provided to Planning and Zoning Department. 4. That a recorded Unity of Title for the property be submitted prior to issuance • of a building permit. Historic Preservation Board Staff Report COA and Site Plan Approval- Blank House Page 15 D. Landscape Plan Approve COA 8-253 for the landscape plan for the Blank House based upon positive findings with respect to Section 4.6.16 subject to the following conditions: 1.Revised plans be submitted addressing landscape technical items 1 and 2. 2.That roll out carts or a roll out dumpster be utilized subject to approval from Waste Management. E. Elevations Approve COA 8-253 for the converted garage elevations for the "Blank House project" based upon positive findings with respect to Section 4.5.1(E) and Section 4.6.18. Approve COA 8-253 for the first floor porch balustrades for the Blank House based upon positive findings with respect to Section 4.5.1(E) and Section 4.6.18. Attachments: Site/Landscape Plan Elevations Staff report prepared by: Jamie McCluskie, Assistant Planner • saiMitir� - :(PPdPo) h .\ / ` - Ci — �� 4L2otwcY— N 14.`e [Erni ''((� r-at_Kr:I.UG-G.P_lZ:_:l9ogTe_ O Mclz v o.it.�r,,,,,, w 1II ..1- e�Gner ,. _ • , .11YliNG. iat- n¢f.4- f. {N._ .i:1:atz:Q1JG_p.r, ('OVA 1 81?VATS.01.E see ttd1•() u.IN-Fi:o.Oa.:4 u:o5` IA 3 .bt . 1c'± = ( 4 t+f ia-v:+11.24,' - t3 i '( r 1( I i h 1 _ {I— 4J 411a&z E�rtK — Ii 1 0 I . >L1 1,Qj I '��. i-- J) c p' -fa' 1' 91 . ,. lc. fl, _ y ._: , ai ( Z ~ Q� tI =_:2_:__±...... cti ' .Uel -izaMa•— ct - cl, • p/.�EP - . I ; ii tz.v' , n F. - ,) n )' N r .Got�lea=�� - U1. 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III JliII1IIi • • 10piG LLe46110tt • • • CQc`I V Ce-i'e O•CoAQAGb- • • • • • Y _ .._.._._.._...�... • Ringo I�1 isrnuG. rz Pcci • 7.00t1 Ct. G41• 11 ,9— �TK� ce,(,tvb2._ O C,A 2aC�c) • STAFF REPORT HISTORIC PRESERVATION BOARD MEETING AUGUST 16, 1995 AGENDA ITEM IV-E COA 8-256 18 N.E 5TH STREET, DEL-IDA PARK HISTORIC DISTRICT MYRTLE WARD, OWNER BOB McNAB, AUTHORIZED AGENT ITEM BEFORE THE BOARD The action requested of the Board is that of granting approval for a re-roof with a material change from cement tile to fiberglass shingle. STAFF COMMENTS This house was constructed in 1962. It is located on the south side of the street where six houses in a row were built at the same time, by the same builder. Two of these houses have had their roofs replaced with asphalt shingles. The cost to replace the cement tile is approximately $7,200. The value of the house is less than $55,000. It seems inappropriate to require the owner to replace the roof with the original cement tile. RECOMMENDED ACTION Approve COA 8-256 to allow a cement tile roof to be replaced with fiberglass shingles. Ai. • APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH, FLORIDA 100 N.W. 1ST AVENUE DELRAY BEACH, FLORIDA 33444 The Historic Preservation Board meets on the first and third Wednesday of each month. - This application must be filed 15 days prior to the next available meeting. --n Address of Property E.• S Affix One Clear Picture • . t FROOT •.ni6 i • -.y..�. • . , . . .., - . • .. . .. ...._.-- r•-'. . ' . • i J • ' •-••.:•....'''...i!....i";..--. - , f•-••• - .• • .:f...:',::::.('..'*•,:•• is...0 e-.1",'ir".;±,.. t . .7".1 , - •I''.'! .''.."•2;':•:;-,-;,7"4:4:44t.is. ' . - . '$,, :"1 • '.. 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